Developer <a href="https://www.apartments.com.au/developers/bottega-property-group">Bottega House</a> has secured council approval for its first Brisbane project - a $270 million luxury residential development on an absolute riverfront site in leafy St Lucia.&nbsp;

The 15-storey project, known as <a href="https://www.apartments.com.au/new-apartments/st-lucia-by-bottega-house-180-macquarie-street-st-lucia-qld-4067">St Lucia by Bottega House</a> , will occupy a prime north-facing site at 178-180 Macquarie Street, directly fronting the Brisbane River in the established inner-west suburb known for its rowing clubs, golf courses and sprawling University of Queensland campus.&nbsp;

St Lucia by Bottega House will feature a suite of amenities including dedicated wellness spaces, a mineral pool and cold plunge. The project has been positioned to attract affluent owner-occupiers seeking high-quality, house-sized apartments.&nbsp;

Bottega House has been set up by co-directors Nick Malloch, Louis Mennes and Craig Marsh.

Malloch said the project drew inspiration from its Brisbane River setting and leafy inner-west surrounds, while responding to the demands of discerning locals looking to transition from freestanding homes into apartment living.&nbsp;

"With an expansive river frontage and lush green surrounds, we knew we had to create something special that reflects the natural beauty of the location while offering residents masterfully crafted homes," said Malloch.&nbsp;

"Our intent was to complement the project's quiet, private setting by introducing residences that offer a calm retreat and sanctuary from the everyday. The result is a harmonious blend of architecture, interiors and amenity that emphasises wellbeing, comfort and beauty without excess."&nbsp;

Malloch added that project consultants had been carefully selected in alignment with Bottega House's commitment to care, quality and attention to detail. The design team includes architects <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, interiors practice <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and landscaping by <a href="https://www.apartments.com.au/architects/urbis">Urbis</a>.&nbsp;

Three-bedroom apartments are expected to start around $5 millio. Selling agents Keenan &amp; Byrne said the pricing strategy for the project was anticipated to achieve upwards of $25,500 per square metre.&nbsp;

The project's development approval this week follows the success of Bottega House's inaugural Queensland project - a 22-storey collection of full-floor sky homes at Broadbeach on the Gold Coast which included the sale of a two-storey penthouse at a record price for a beachside residence.&nbsp;

St Lucia by Bottega House is expected to launch to market in November, with construction anticipated to be completed mid 2029.

[smartcode_project_cta:default project_id=151826]

Joel Robinson

Bottega House to make Brisbane debut with St Lucia riverfront apartment development

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> is advancing its affordable apartment model into Brisbane with the acquisition of another site at Cordelia Street in South Brisbane for $27 million.

Sherpa, which has a $1.7 billion pipeline across Southeast Queensland, intends to bring a cohort of apartments exclusively for first homebuyers into its proposed 186-apartment project to be built at 2 Cordelia Street.

The Sherpa model has already been incredibly well received from their Gold Coast projects, where Sherpa Group set aside a number of apartments exclusively for first homebuyers.

The new $320 million project marks Sherpa Group's second development in Brisbane, following its $255 million Symphony project, also on Cordelia Street, which is currently under construction.

Symphony will deliver 146 apartments across 28 levels, offering a mix of one, two and three-bedroom apartments. With 114 already sold, construction by <a href="https://www.apartments.com.au/builders/lps-group">LPS Group</a> is scheduled for completion in 2028.

[smartcode_project:default project_id=7574 project_image_fid=351654]

Sherpa Founder, Christie Leet, said the company was excited to be venturing into Brisbane for its second residential project.

“We’re big believers in the future of Brisbane as we lead into the 2032 Olympics and beyond,” Leet said.

“The success of Symphony has guided us into what will be our second project and we look forward to submitting our plans with council soon so we can deliver yet another quality project to the inner city residential market.

“Our Flourish model has been very well received both in Brisbane and the Gold Coast, and we’re excited to be able to offer some of these apartments again exclusively to first homebuyers to help get them into the property market.

“The model has been extraordinarily well received in our previous projects and it is something we are committed to moving forward.”

2 Cordelia Street will be designed by <a href="https://www.apartments.com.au/architects/hal-architects">HAL Architects</a> &amp; Finegrain and will include Sherpa’s signature residential amenities including pool, gym, recreation, wellness and work from home spaces.

The project will feature ground-floor commercial space, creating a vibrant amenity for residents and the surrounding community.

A development application will be lodged with Brisbane City Council in August on the code compliant site and will be launched to the market early 2027.

Sherpa acquires new site for second Brisbane apartment tower

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

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Member-owned financial services provider CUA will lower its standard variable rate for home owners by 0.25 percent from 19 May.
The new standard variable rate for owner-occupiers will be 4.81 percent p.a.
The standard variable rate for investors will fall by 0.20 percent to 5.22 percent p.a. 
Other interest rate reductions to variable home loan rates for owner occupiers and investors will be applied.
CUA’s Rate Breaker Package will be reduced by 0.24 percent to 4.37 percent p.a., effective 17 May 2016.
The Rate Breaker Package investor rate will fall to 4.67 percent p.a. 
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po-LsXgBTHBmX

CUA to cut standard variable rate for home owners by 0.25 percent p.a.

<html><body>
Confidence means a lot to real estate markets. And it’s been a long time since Australian real estate has had such a concerted shot in the arm as on Tuesday this week.
Against the predictions of virtually every economist in the land, proving yet again how little they understand, the RBA dropped its official interest rate to depths not seen before. Most of the major lenders have dropped their mortgage rates accordingly.
The same economists who incorrectly predicted the RBA board’s decision will also tell you that record low interest rates equals a property boom. Goodness knows where that comes from – certainly not from any historical precedent and certainly not from the experience of recent years where only Sydney has had a market worthy of being described as a boom (no, not even Melbourne’s performance warrants the boom tag). 
I note that RBA Governor Glenn Stevens doesn’t see the rate cut reigniting boom scenarios. "In reaching today's decision, the board took careful note of developments in the housing market, where indications are that the effects of supervisory measures are strengthening lending standards and that price pressures have tended to abate," he said in a statement. "At present, the potential risks of lower interest rates in this area are less than they were a year ago." 
So I don’t expect the rate cut, replicated by three of the four major banks, to generate anything dramatic in the market. But it will generally help the psyche of property consumers. And the next affordability index will likely show a further improvement.
On the same day, Federal Treasurer Scott Morrison delivered his first Budget, which reiterated strongly that negative gearing won't change, nor will investors be slugged more on capital gains tax.
“We will not remove or limit negative gearing,” Morrison said in his Budget speech. “Those earning less than $80,000 make up two-thirds of those who use negative gearing. They are teachers, nurses, police officers, office workers and tradesmen. We do not consider that taxing them more on their investments is a plan for jobs and growth.”
Amen to that. The tragic thing about those who justify their anti-gearing stance on the grounds that it’s all about housing affordability is that scrapping negative gearing won’t make housing cheaper. Even Bill Shorten says it won’t force down the value of homes, therefore affordability won’t improve. Shorten, like so many others, doesn’t understand the affordability issue and is targeting the wrong culprits.
Another event on Tuesday was publication of building approvals data which showed there’s still some life in building approvals, although the monthly bounce may be an aberration because the longer-term trend is down (from record high levels, it must be said).
This closely followed the release of price data for April, which shows that the home value index has risen in the past three months of the year in seven of the eight capital cities.
That includes a 3.9 percent rise in Sydney. That would tend to rubbish claims of a collapse in values and a bursting of the bubble. I say “tend” because this is one set of figures from one source and it’s not uncommon for another major source to publish figures that are largely contradictory.
Based on the CoreLogic numbers, however, Adelaide’s prices rose 4. percent in the past three months and Brisbane was up 2.8 percent. I’ve been predicting good growth in those two cities, but I’m not getting overly excited because of what I said in the previous paragraph.
But, according to these figures, even Perth and Darwin showed glimmers of price growth in the latest quarter.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
 
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terryryder-YECXbqmri2

Rate cut gives real estate a shot in the arm: Terry Ryder

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Poly Real Estate are launching the second stage of the Poly Horizon development in Sydney's in Epping Saturday May 7, with studio apartments starting from $420,000, one-bedroom and study apartments starting from $555,000, two-bedroom apartments from $820,000 and three-bedroom apartments from $1.4 million.
The second stage release features 266 apartments across two towers. 
<img src="/images/2016/05/06/poly2.jpg" alt="" width="720" height="883">
Poly marketing director Philip Best, says the first stage sold 83 percent within five hours of launch.
CBRE residential projects senior director, Tim Rees said the project has also been particularly popular with higher-net worth first home buyers, the majority of whom plan to be owner-occupiers.
“We’re expecting a similar result to the launch of Stage One as we’re already seeing a significant level of interest in the project’s second stage,” he said. 
For more information <a href="https://polyhorizon.com.au" target="_blank">click here</a>. 
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mick.cee-iDmgDDAmu8

Poly Horizon fast track second stage release

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Another bathing box on Brighton’s foreshore has been listed for sale.
It is bathing box 44. It is set for <a href="https://www.realestate.com.au/property-house-vic-brighton-122566182">May 28 auction</a> through hockingstuart.
The last sale secured a record $285,000, and then two weeks later there was a $295,000 sale of 62B.
The $285,000 sale was one of two newly built Dendy Beach boxes – 76E and 76F – to go under the hammer at weekend auction through Hodges.
There were four bidders for the bathing box. 
Both were constructed by council in December.
Their prices bettered the previous benchmark of $260,000, set in 2011.
Brighton local Walter Gibson, 87, and his wife Helen, 85, have been locals for 60 years, but told The Age they only decided three days prior to buy the record-breaking box, 76E.
<img class="attachment-full" src="https://static.domain.com.au/domainblog/uploads/2016/01/30154208/2_gmhnbg.jpg" alt="Record sales: 76E and 76F Beach Box, Dendy Beach Brighton" width="747" height="422">
It is set to be enjoyed by their 16 grandchildren.
Neighbouring box 76F sold for $280,000 to another local family.
Only Bayside City Council residents are eligible to own a Dendy Beach box.
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jchancellor-FAypfDUnLy

Bathing box 44 listed for sale on Brighton Beach

<html><body><div id="story-description">
Sydney’s waterfront Barangaroo complex penthouse has been listed by high-profile Swiss hedge fund manager Ben Melkman.
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment/nsw/sydney-cbd/sydney/265917?preview=c3a8103a-3502-4d7d-a021-447899b9ebf9" target="_blank">It is the luxury two-level penthouse</a> he purchased at the Andara complex two years ago.
The Geneva-based Melkman, a senior trader and partner at Brevan Howard Investment Products, is selling the penthouse he purchased for $10.5 million because he is spending so little time in Sydney, McGrath marketing agent Hamish Robertson says.
In a rare test of appetite for ultra-luxury apartments, the two-level contemporary-style penthouse at 15 Barangaroo Avenue, which has never been occupied, is expected to fetch well above what Melkman paid, Robertson says. The four-bedroom, four-bathroom penthouse sports 270sq m of internal space plus a 290sq m terrace. It has a three-car lockup garage and occupies levels nine and 10 of the Andara complex in Barangaroo South, overlooking Darling Harbour. Interiors are by Burley Katon Halliday.
Robertson expects a mix of buyers to show interest in the penthouse, which was developed by Lend Lease, and has no common walls. The Anadara complex has 82 apartments including the two-level penthouse known as The Cloud.
When the smaller apartments were first put to the market several years ago 60sq m units were priced at about $1m, 100sq m two-bedroom flats were about $2m and the three-bedders starting at 130sq m were priced at about $3m.
The penthouse’s Calacatta-marble kitchen features Miele and Liebherr appliances from Germany and Switzerland respectively.
Almost 50 owners at Barangaroo have so far pocketed about $1m each in pre-tax profits by reselling apartments at the popular waterfront development.
The selling agents say infrastructure including parklands, restaurants and cafes have significantly increased around Barangaroo during the past two years.
Lend Lease is due to develop at least another 800 apartments in the Barangaroo precinct.
Robertson is marketing the penthouse in conjunction with LJ Hooker Double Bay licensee Bill Malouf via an expressions of interest campaign closing May 25.
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Barangaroo penthouse listed by hedge fund manager

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Another hot and humid day in Sydney tomorrow with a maximum of 32 degrees in the city and 38 in the western suburbs.
How many times have we heard that on TV or radio weather reports?
But what would you think about the following forecast?
Temperatures in Wattle Street, Ultimo, will spike at 37 degrees around 10 am. Further up the hill at Point Street we can expect a top of 40 degrees shortly after 1 pm. Meanwhile, at the Observatory Hill weather station the 3 pm maximum will struggle to pass 32 degrees.
We are unlikely ever to be able to forecast temperatures to such pinpoint accuracy. Still, the above exercise reflects the very real differences in temperature – and thermal comfort – at the scale of the individual street, indeed individual block, within our cities.
The driver of this surprising variability is the interaction between urban form and the heat energy of the sun. Building heights and materials, width and orientation of streets, and presence or absence of vegetation all affect local temperatures across the city. And if we drive to work, the heat from our vehicle’s engine and exhaust might be adding a degree or two.
Recent media reports have highlighted the bizarre weather patterns in Sydney over January, February and March 2016. Some reports have linked evidence of temperature extremes to urbanisation and the loss of shading and moisture that vegetation provides. This is known as the Urban Heat Island (UHI) effect.
A research collaboration between the UNSW Faculty of Built Environment and the Universities of South Australia and Melbourne has collected further evidence for the highly localised effects of building form, surface materials and street orientation on outdoor microclimate and pedestrian thermal comfort. The aim is to build a solid evidence base to inform design, planning and policy across Australian cities.
Meteorological data collected during the 2015-16 summer in Sydney reveals that air temperatures in the street “canyon” may vary by up to 5℃ from those the Bureau of Meteorology records at Observatory Hill.
<h4>
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/119034/width754/image-20160418-23606-mjsnwt.png" alt=""><a class="license" href="https://creativecommons.org/licenses/by-sa/4.0/">CC BY-SA</a>
</h4>
Even more worrying are the surface temperatures measured on building facades. These may exceed 70℃ in the sun.
The vertical surfaces of multi-storey buildings account for much of the urban surface in contact with the surrounding air. Hotter surface temperatures elevate nearby air temperatures during the day.
Then, due to the thermal mass of typically dense and dark building materials, building facades continue to emit radiant heat well after sunset. This slows the cooling of local outdoor air temperature.
Without night-time cooling, human thermal discomfort is prolonged. Consecutive nights of elevated air temperatures have severe impacts on human health. This includes increasing heat-related mortality and morbidity.
More extreme heat days projected from climate change on top of localised heating due to urban design elevates the health risks from future heatwaves.
<h4>
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/119033/width754/image-20160418-23629-4gkckn.png" alt=""><a class="license" href="https://creativecommons.org/licenses/by-sa/4.0/">CC BY-SA</a>
</h4>
<h2>Urban temperatures vary with design</h2>
Our research sought to quantify the effects of typical urban form and materials on street microclimate and outdoor thermal comfort. We recorded building surface temperatures and ambient air temperatures using a thermal camera and mobile weather station in various locations in metropolitan Sydney.
Preliminary results suggest that business-as-usual architectural and urban design are exacerbating urban heat and creating hotter cities. This is alarming when considering the current and projected population of Australia’s major cities, particularly the growing proportion of vulnerable elderly.
On January 14, 2016 – Sydney’s hottest day that month – the 9AM and 3PM air temperatures recorded at Observatory Hill were 30.8℃ and 32.4℃ respectively.
On the same day, pedestrian-height air temperatures were recorded mid-morning in Wattle Street, Ultimo – 32.34℃ at 9am – and mid-afternoon in Point Street, Pyrmont – 36.34℃ around 3pm. These temperatures in Wattle and Point streets were 1.54℃ and 3.94℃ higher – or up to 12.2 percent greater – than the maximums at Observatory Hill.
Prior studies have reported a significant increase in mortality for every 1℃ rise in air temperatures above a mortality-temperature threshold (typically around 32℃ for Australian cities). This applies particularly for the population aged 65 years and older. Conversely, every degree of cooling has health and economic benefits for urban residents.
The surface temperatures of nearby building facades confirm a potential source of localised heating. The seven-storey, northeast-facing Wattle Street facade recorded a maximum spot temperature of 65℃ and a mean surface temperature of 46℃ around 9AM. The eight-storey, northwest-facing Point Street facade recorded an average surface temperature of 42.4℃ and a spot maximum of 54℃ mid-afternoon.
Notwithstanding measurement uncertainty due to emissivity (how well a material emits heat energy), the higher daytime building facade temperatures suggest an influential relationship with observed near-facade air temperatures.
By taking into account the design drivers – including orientation and solar exposure, material albedo (reflectance) and emissivity, and views of opposite buildings and the sky – building designers can help cool our cities through “cool facades”.
<h2>Buildings hold key to outdoor comfort</h2>
We also calculated the effects of material properties on outdoor air temperatures and thermal comfort for January 14.
Footpath albedos (reflectance) in Wattle Street and Point Street ranged from 0.033 to 0.050 for rough weathered bitumen and smoother grey stone pavers respectively. Superficially the footpath materials appear to be the same colour. However, the rougher bitumen has a lower reflectance and therefore absorbs more solar radiation (and becomes hotter) than the smoother stone tile.
Prior studies have linked surface roughness to reflectance characteristics. The potentially contradictory effects of footpath surface reflectance on air temperatures and thermal comfort are evident in the grey globe thermometer (GGT) measurements.
The GGT measures only radiant heating to which humans are particularly sensitive. Cooler air temperatures are often correlated with higher albedo surfaces, but greater reflectance may increase the radiant load on pedestrians, increasing thermal discomfort.
The GGT 10-minute mean between 8.30AM and 10.30AM in Wattle Street was 36.95℃ and the ten-minute mean air temperature for the same period was 33.70℃. Between 1PM and 2.30PM in Point Street, the GGT ten-minute mean was 43.0℃ and the ten-minute mean air temperature was 38.57℃.
The relative differences between ambient and GGT temperatures are 4.87℃ and 6.05℃. This greater GGT temperature difference confirms the additional radiant heating from the more reflective footpath surface and nearby hot facade.
The conclusion? Weather is not simply what the bureau tells us. As higher urban temperatures occur at the scale in which people actually live – the building, the street, the block – the implications for our health and well-being are profound.
By informing those involved in city planning, management and design about the implications of their design decisions on urban microclimate, this research provides the evidence base for a “cool” urban future.
Paul Osmond is senior lecturer, Sustainable Built Environment, UNSW Australia and can be contacted <a href="https://theconversation.com/profiles/paul-osmond-205774" target="_blank">here</a>.
Jonathan Fox PhD Research Candidate, Urban Climates Research, UNSW Australia and can be contacted <a href="https://theconversation.com/profiles/jonathan-fox-250999" target="_blank">here</a>.
Both are authors for The Conversation.
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Building cool cities for a hot future

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Confidence means a lot to real estate markets. And it’s been a long time since Australian real estate has had such a concerted shot in the arm as on Tuesday this week.
Against the predictions of virtually every economist in the land, proving yet again how little they understand, the RBA dropped its official interest rate to depths not seen before. Most of the major lenders have dropped their mortgage rates accordingly.
The same economists who incorrectly predicted the RBA board’s decision will also tell you that record low interest rates equals a property boom. Goodness knows where that comes from – certainly not from any historical precedent and certainly not from the experience of recent years where only Sydney has had a market worthy of being described as a boom (no, not even Melbourne’s performance warrants the boom tag).
I note that RBA Governor Glenn Stevens doesn’t see the rate cut reigniting boom scenarios. "In reaching today's decision, the board took careful note of developments in the housing market, where indications are that the effects of supervisory measures are strengthening lending standards and that price pressures have tended to abate," he said in a statement. "At present, the potential risks of lower interest rates in this area are less than they were a year ago."
So I don’t expect the rate cut, replicated by three of the four major banks, to generate anything dramatic in the market. But it will generally help the psyche of property consumers. And the next affordability index will likely show a further improvement.
On the same day, Federal Treasurer Scott Morrison delivered his first Budget, which reiterated strongly that negative gearing won't change, nor will investors be slugged more on capital gains tax.
“We will not remove or limit negative gearing,” Morrison said in his Budget speech. “Those earning less than $80,000 make up two-thirds of those who use negative gearing. They are teachers, nurses, police officers, office workers and tradesmen. We do not consider that taxing them more on their investments is a plan for jobs and growth.”
Amen to that. The tragic thing about those who justify their anti-gearing stance on the grounds that it’s all about housing affordability is that scrapping negative gearing won’t make housing cheaper. Even Bill Shorten says it won’t force down the value of homes, therefore affordability won’t improve. Shorten, like so many others, doesn’t understand the affordability issue and is targeting the wrong culprits.
Another event on Tuesday was publication of building approvals data which showed there’s still some life in building approvals, although the monthly bounce may be an aberration because the longer-term trend is down (from record high levels, it must be said).
This closely followed the release of price data for April, which shows that the home value index has risen in the past three months of the year in seven of the eight capital cities.
That includes a 3.9% rise in Sydney. That would tend to rubbish claims of a collapse in values and a bursting of the bubble. I say “tend” because this is one set of figures from one source and it’s not uncommon for another major source to publish figures that are largely contradictory.
Based on the CoreLogic numbers, however, Adelaide’s prices rose 4.5% in the past three months and Brisbane was up 2.8%. I’ve been predicting good growth in those two cities, but I’m not getting overly excited because of what I said in the previous paragraph.
But, according to these figures, even Perth and Darwin showed glimmers of price growth in the latest quarter.
 
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j.ballantyne1990-6AQqhLzZaK

Going against economists show how little the RBA understands:Terry Ryder

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<h3>All sellers, or estate agents acting on their behalf, must make a 'due diligence checklist' available to prospective buyers at open for inspections. The checklist aims to help buyers indentify whether any issues that may affect the property and impose restrictions or obligations on them, if they buy it</h3>
<h2>Do I have to use an agent to sell my property?</h2>
Most sales are conducted through an estate agent or agent’s representative, but you can choose to sell without their assistance.
<h2>What sellers can expect from an agent</h2>
Agents are obliged to act responsibly and ethically when dealing with both buyers and sellers. Strict laws govern their licensing, authorisation and conduct.
Anyone in the business of buying, selling or leasing property on behalf of another person must either:
<ul>
<li>hold an estate agent’s licence </li>
<li>be employed and authorised by a licensed estate agent as an agent’s representative. </li>
</ul>
An agent’s representative must have written authority to act on behalf of their employer. The licensed estate agent is responsible for the employee’s professional conduct.
Only deal with a licensed estate agent or an authorised agent’s representative. You can check whether a person is a licensed estate agent or an agent’s representative by searching the Victorian Business Licensing Authority’s public register of estate agents.
If you list your property with an agent, you are engaging the agent to help sell your property. The agent will charge a fee for this service, usually in the form of a commission.
The agent is bound by professional conduct regulations to:
<ul>
<li>always act in your best interests </li>
<li>follow your lawful instructions </li>
<li>engage in good estate agency practice. </li>
</ul>
Estate agents must:
<ul>
<li>advise a seller that all commissions and other outgoings are negotiable </li>
<li>at an auction, disclose any bid made by the seller to advance the price of the property </li>
<li>communicate to you all verbal and written offers from prospective buyers, unless you instruct otherwise in writing </li>
<li>state an estimated selling price in the sales authority that does not misrepresent the price at which the agent genuinely believes the property may be sold. </li>
</ul>
You can expect the agent to:
<ul>
<li>advise on a method of sale </li>
<li>provide a marketing plan, and advertise and market the property </li>
<li>advertise an up-to-date price for the property reflecting rejected offers. It is not compulsory for a price to be advertised </li>
<li>organise and attend open house and other inspections </li>
<li>attract prospective buyers </li>
<li>organise and conduct an auction (if you choose this method of sale) </li>
<li>arrange the signing of the contract </li>
<li>collect and hold the full deposit. </li>
</ul>
Estate agents must not:
<ul>
<li>mislead or deceive any party </li>
<li>make or accept dummy bids </li>
<li>at an auction, accept any late bids after the fall of the hammer </li>
<li>keep any rebates or discounts they receive for advertising or other services they buy on your behalf. They must immediately pass these on to you </li>
<li>charge you more for advertising or other outgoings than you authorised in writing or they paid for the service. </li>
</ul>
<h2>
<a name="choosing-an-estate-agent" href=""></a>Choosing an estate agent</h2>
Start by:
<ul>
<li>checking the internet and local papers to find agencies, the services they offer and sale price information </li>
<li>speaking to friends about their experiences </li>
<li>reading promotional material from a range of agencies including local agents, who are more likely to be familiar with the local market </li>
<li>talking to several agents and arranging to meet them. </li>
</ul>
When you meet with agents, discuss:
<ul>
<li>their knowledge of the market in the area </li>
<li>comparable local sales </li>
<li>their marketing plan for the property </li>
<li>their estimated selling price </li>
<li>their commission, or how much they will charge </li>
<li>the cost of advertising and other outgoings. </li>
</ul>
Ask the agent to provide quotes for their services in writing.
Do not choose an agent just because they give you the highest estimated selling price.
Get several agents to appraise your property and give you an estimated selling price. Ask them to justify their price by showing you similar properties sold at similar prices in the area.
Take into account the agent’s overall marketing plan when making your decision.
Do not sign anything, including a sales authority, unless you are prepared to engage the services of that agent. You do not have a cooling-off period (time to change your mind) after signing a sales authority.
<h2>
<a name="estimated-selling-price" href=""></a>Estimated selling price</h2>
This is the price the agent estimates your property will attract, based on their experience and knowledge of the market.
The estimated selling price:
<ul>
<li>is not a valuation or a guaranteed selling price </li>
<li>does not have to be the same as your reserve price </li>
<li>must be recorded in the sales authority as either a single amount or a price range. </li>
<li>If recorded as a range, the difference between the top and the bottom figures must not be more than 10 per cent of the bottom figure. For example, a quoted range of $400,000 to $440,000 is $400,000 plus 10 per cent. </li>
</ul>
Price misrepresentation
The practice of deliberately overstating the estimated selling price to get your business is known as overquoting.
It is illegal for an agent to:
<ul>
<li>mislead you about the estimated selling price of your property </li>
<li>advertise or advise a prospective buyer of a price that is less than your asking price, or if there is no such price, the agent’s estimated selling price. This is known as underquoting. </li>
</ul>
<h2>
<a name="commissions-and-commissions-selling" href=""></a>Commissions and commission sharing</h2>
Commissions
Most agents are paid by commission on completion of the sale. An agent cannot claim a commission unless you sign a sales authority.
An agent must advise you that the commission is negotiable, before you sign the sales authority.
There will be costs associated with marketing and advertising a property, on top of the agent’s commission.
The commission:
<ul>
<li>is not a set amount. You can negotiate the amount with the agent </li>
<li>can be paid as either a fixed fee or a percentage of the sale price, or as a combination </li>
<li>must, when agreed, be recorded on the sales authority. If you agree to a percentage, the commission must also be shown in dollar terms on the sales authority. The dollar amount is calculated on an approximate sale price to give you an indication of the amount of commission you will owe. </li>
</ul>
If the agent is using a commission scale, make sure you are clear about how much you may have to pay. For example:
The agent’s commission may be 3.3 per cent (including GST) on a scale up to $500,000 and 3.85 per cent (including GST) if the sale price is more than $500,000.
You might interpret this as only the amount above $500,000 having a 3.85 per cent commission. However, if the sale price exceeds $500,000, the agent may interpret this as the entire sale price having a 3.85 per cent commission.
Check the dollar amount stated in the sales authority and, if you are still unsure about how the commission is to be calculated, ask your agent to provide examples based on various possible sale prices.
At settlement, your agent will deduct their commission from the deposit, pay you the balance and give you an account for the sale. If you dispute the amount of commission your agent has charged because it is excessive, you can:
<ul>
<li>
<a href="https://www.consumer.vic.gov.au/contact-us/make-a-complaint">make a complaint to Consumer Affairs Victoria</a>. You must make the complaint within 28 days of receiving the agent's account </li>
<li>apply to the Victorian Civil and Administrative Tribunal for a decision on the dispute. </li>
</ul>
Commission sharing
An agent must advise you in writing if they will be sharing the commission with someone outside their own agency, such as a legal practitioner, conveyancer or another agent.
They must provide a written list of the people who will share the commission, before you sign the sales authority.
If a commission-sharing arrangement is entered into after the sales authority has been signed, the agent must:
<ul>
<li>update the sales authority with the relevant details </li>
<li>ask you to approve the arrangement, and sign and date the amendments. </li>
</ul>
<h2>
<a name="marketing-and-advertising" href=""></a>Marketing and advertising</h2>
Ask for a comprehensive, written marketing plan. This:
<ul>
<li>will be based on the agent’s experience, the nature of the property and your preferences </li>
<li>should include advertising methods and costs, and the price or range at which the property will be advertised. </li>
</ul>
Even if the property fails to sell, you will have to pay for marketing and advertising costs that you have authorised. You can avoid this expense by negotiating a ‘no sale, no fee’ arrangement in the sales authority, but make sure there are no hidden charges.
To be clear what you are paying for, ask the agent to provide a written schedule outlining advertising and other outgoings. All expenses are negotiable and must be recorded in the sales authority.
Rebates
Agents can be offered significant discounts or rebates by newspapers for buying bulk advertising.
It is illegal for agents to keep advertising or any other rebate, even if you agree.
<ul>
<li>An agent must pass on to you any rebate or discount they receive, such as for advertising. </li>
<li>If benefits are received in a form other than money, such as gifts, then the monetary value of the gift must be passed on to you. If the exact price is not known, then the agent must estimate the value. </li>
</ul>
The amount of any rebates or benefits must be stated in the sales authority.
<h2>
<a name="sales-authority" href=""></a>Sales authority</h2>
When you choose the agent, you will be asked to sign a ‘sales authority’ appointing that agent. This is a legally binding contract, which sets out all details of your agreement with the agent, including:
<ul>
<li>whether the property is to be sold by private sale or auction and, if by auction, the auction date </li>
<li>the negotiated commission and marketing expenses with GST set out separately </li>
<li>the circumstances under which commission is payable. This will depend upon the type of authority signed, whether it is an ‘exclusive’ or ‘general’ authority </li>
<li>the agent’s estimation of the likely selling price </li>
<li>the authority period or amount of time given to the agency to sell the property. </li>
</ul>
The authority must also include two statements:
<ul>
<li>a rebate statement, completed if the agent is to receive any rebates from the advertising expenses </li>
<li>a complaints statement, which explains that you can lodge a complaint at Consumer Affairs Victoria if there is a dispute over commission or outgoings. </li>
</ul>
If the agency is to share commission for the sale, either:
<ul>
<li>the sales authority will include a commission-sharing statement </li>
<li>you may be given a separate statement before signing the authority, informing of commission-sharing arrangements. </li>
</ul>
If you want to make any changes after the authority has been signed, they must be made in writing on all copies of the sales authority and initialled by both you and the agent.
Authority types
<h3>Exclusive authority:</h3>
This is the most common type of sales authority. It means you appoint one agency to market your property.
The agency is entitled to commission when the property is sold, and can claim commission even if you sell your property without their help.
You should not sign more than one exclusive authority, as you may have to pay more than one commission in certain circumstances.
<h4>General authority:</h4>
This is less common. You list with more than one agency but only pay commission to the agency that sells your property.
What can be negotiated?
You can negotiate many aspects of the sales authority with the agent, including:
<ul>
<li>the method of sale: </li>
</ul>
There are two main ways of selling a property: by auction or private sale. Both methods have advantages and disadvantages. An agent will be able to recommend the best method of sale for your particular circumstances
<ul>
<li>the authority period: </li>
</ul>
The period of time the authority is in force with the agent. Once you sign the authority, you will not be able to cancel it during this period unless the agent agrees. There is no cooling-off period with an authority. We recommend your authority period does not exceed 60 days.
If no period is stated on an exclusive authority, the default period for sale by auction is 30 days after the date of the auction. For a private sale, the default period is 60 days after the sales authority was signed.
If the authority period expires and the property has not been sold, you should notify the agent in writing if their services are no longer required
<ul>
<li>the commission: </li>
</ul>
The commission or agent’s fee is completely negotiable. You may wish to negotiate a ‘no sale, no fee’ contract, meaning you will not have to pay any commission or outgoings unless the agent completes the sale of the property. Check that there are no hidden charges.
<ul>
<li>advertising and other outgoings: </li>
</ul>
The amount spent on marketing and advertising is negotiable.
<ul>
<li>other terms and conditions: </li>
</ul>
Make sure you understand and agree upon all terms and conditions before signing. These conditions are negotiable. Any changes (deletions, amendments or additions) must be made on the authority and initialled by both parties.
All verbal agreements should be confirmed in writing on the authority and signed by both parties. If you have specific instructions for the agency, attach them to the authority.
<h2>
<a name="unfair-contract-terms" href=""></a>Unfair contract terms</h2>
The sales authority is a legally binding consumer contract.
Victoria has laws to prevent unfair terms in consumer contracts. A term is unfair if it:
<ul>
<li>causes a significant imbalance in the rights and obligations of both parties to the detriment of the consumer </li>
<li>was inserted in the contract intentionally. </li>
</ul>
Agents must make sure their sales authorities comply with the law.
If you believe there is an unfair term in a sales authority, contact the Estate Agents Resolution Service at Consumer Affairs Victoria on 1300 73 70 30.
<h2>
<a name="selling-property-without-an-agent" href=""></a>Selling property without an agent</h2>
Selling property without an agent involves:
<ul>
<li>deciding the sale price or range. Consider engaging a qualified valuer to assess the property </li>
<li>advertising the property </li>
<li>negotiating the price </li>
<li>obtaining a deposit </li>
<li>providing the contract of sale with the Section 32 statement attached and arranging for it to be signed </li>
<li>handling settlement. </li>
</ul>
You will need to engage a conveyancer or legal practitioner to prepare a Section 32 statement (vendor's statement) and contract of sale.
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jonathanchancellor-7SQnKwU6yx

Selling a property in Victoria without an estate agent

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Switzer commentator Paul Rickard says Treasurer Scott Morrison was right when he said that the Tuesday budget is the biggest shake-up to super system in 10 years.
He said on Switzer Daily that middle income Australians will invest monies that would otherwise have made their way into the super system into the family home, investment property and farms.
Paul added that none income producing assets such as collectables (art, rare coins, stamps etc) might also get a boost.
He said Budget had gone one step further from the Perter Costello shake up 10 years ago by slashing what can be put into the system and reducing the tax benefits of keeping money in there.
"Super was never a vehicle for the rich.
"Tuesday night, super was an attractive proposition for the well-off.
"Now, super is really for middle income earners. And whenever tax incentives or disincentives change, behaviours change.
"The well-off or soon to be well-off will look at investments outside the super system, with property, including negatively geared property, an obvious beneficiary.
Another important change is that the transition to retirement pension has been effectively killed from 1 July 2017. The tax benefits are gone, which will come as a shock to many well-off and not-so well off over 55’ers. 
Here is a summary of the changes he saw as bad.
Impacting all superannuants, the government has slashed the concessional contributions cap to just $25,000. 
The change doesn’t apply until 1 July 2017, so he adviser have the remainder of this financial year and next financial year to maximise your contributions.
An even more important change is the new lifetime limit on non-concessional (or after tax) contributions of $500,000.
"To apply from 7.30pm on budget night, this is the change that will have most impact on the well off.
"They simply won’t be able to get large sums into super, so they will look to invest and grow their wealth outside super, most directly into property."
"While the change is not retrospective (ie if someone has already accumulated more than $500,000 in non-concessional contributions they will be allowed to keep it in super), the measurement period will commence from 1 July 2007.
"That’s not a typo - the Government will look back 9 years to count your non-concessional contributions."
Rickard pointed out these changes require legislation by the Parliament.  
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Property to be the big winner from Budget super changes: Switzer's Paul Rickard

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All sellers, or estate agents acting on their behalf, must make a 'due diligence checklist' available to prospective buyers at open for inspections. The checklist aims to help buyers indentify whether any issues that may affect the property and impose restrictions or obligations on them, if they buy it
<h2>Do I have to use an agent to sell my property?</h2>
Most sales are conducted through an estate agent or agent’s representative, but you can choose to sell without their assistance.
<h2>What sellers can expect from an agent</h2>
Agents are obliged to act responsibly and ethically when dealing with both buyers and sellers. Strict laws govern their licensing, authorisation and conduct.
Anyone in the business of buying, selling or leasing property on behalf of another person must either:
<ul>
<li>hold an estate agent’s licence </li>
<li>be employed and authorised by a licensed estate agent as an agent’s representative. </li>
</ul>
An agent’s representative must have written authority to act on behalf of their employer. The licensed estate agent is responsible for the employee’s professional conduct.
Only deal with a licensed estate agent or an authorised agent’s representative. You can check whether a person is a licensed estate agent or an agent’s representative by searching the Victorian Business Licensing Authority’s public register of estate agents.
If you list your property with an agent, you are engaging the agent to help sell your property. The agent will charge a fee for this service, usually in the form of a commission.
The agent is bound by professional conduct regulations to:
<ul>
<li>always act in your best interests </li>
<li>follow your lawful instructions </li>
<li>engage in good estate agency practice. </li>
</ul>
Estate agents must:
<ul>
<li>advise a seller that all commissions and other outgoings are negotiable </li>
<li>at an auction, disclose any bid made by the seller to advance the price of the property </li>
<li>communicate to you all verbal and written offers from prospective buyers, unless you instruct otherwise in writing </li>
<li>state an estimated selling price in the sales authority that does not misrepresent the price at which the agent genuinely believes the property may be sold. </li>
</ul>
You can expect the agent to:
<ul>
<li>advise on a method of sale </li>
<li>provide a marketing plan, and advertise and market the property </li>
<li>advertise an up-to-date price for the property reflecting rejected offers. It is not compulsory for a price to be advertised </li>
<li>organise and attend open house and other inspections </li>
<li>attract prospective buyers </li>
<li>organise and conduct an auction (if you choose this method of sale) </li>
<li>arrange the signing of the contract </li>
<li>collect and hold the full deposit. </li>
</ul>
Estate agents must not:
<ul>
<li>mislead or deceive any party </li>
<li>make or accept dummy bids </li>
<li>at an auction, accept any late bids after the fall of the hammer </li>
<li>keep any rebates or discounts they receive for advertising or other services they buy on your behalf. They must immediately pass these on to you </li>
<li>charge you more for advertising or other outgoings than you authorised in writing or they paid for the service. </li>
</ul>
<h2>
<a name="choosing-an-estate-agent" href=""></a>Choosing an estate agent</h2>
Start by:
<ul>
<li>checking the internet and local papers to find agencies, the services they offer and sale price information </li>
<li>speaking to friends about their experiences </li>
<li>reading promotional material from a range of agencies including local agents, who are more likely to be familiar with the local market </li>
<li>talking to several agents and arranging to meet them. </li>
</ul>
When you meet with agents, discuss:
<ul>
<li>their knowledge of the market in the area </li>
<li>comparable local sales </li>
<li>their marketing plan for the property </li>
<li>their estimated selling price </li>
<li>their commission, or how much they will charge </li>
<li>the cost of advertising and other outgoings. </li>
</ul>
Ask the agent to provide quotes for their services in writing.
Do not choose an agent just because they give you the highest estimated selling price.
Get several agents to appraise your property and give you an estimated selling price. Ask them to justify their price by showing you similar properties sold at similar prices in the area.
Take into account the agent’s overall marketing plan when making your decision.
Do not sign anything, including a sales authority, unless you are prepared to engage the services of that agent. You do not have a cooling-off period (time to change your mind) after signing a sales authority.
<h2>
<a name="estimated-selling-price" href=""></a>Estimated selling price</h2>
This is the price the agent estimates your property will attract, based on their experience and knowledge of the market.
The estimated selling price:
<ul>
<li>is not a valuation or a guaranteed selling price </li>
<li>does not have to be the same as your reserve price </li>
<li>must be recorded in the sales authority as either a single amount or a price range. </li>
<li>If recorded as a range, the difference between the top and the bottom figures must not be more than 10 per cent of the bottom figure. For example, a quoted range of $400,000 to $440,000 is $400,000 plus 10 per cent. </li>
</ul>
Price misrepresentation
The practice of deliberately overstating the estimated selling price to get your business is known as overquoting.
It is illegal for an agent to:
<ul>
<li>mislead you about the estimated selling price of your property </li>
<li>advertise or advise a prospective buyer of a price that is less than your asking price, or if there is no such price, the agent’s estimated selling price. This is known as underquoting. </li>
</ul>
<h2>
<a name="commissions-and-commissions-selling" href=""></a>Commissions and commission sharing</h2>
Commissions
Most agents are paid by commission on completion of the sale. An agent cannot claim a commission unless you sign a sales authority.
An agent must advise you that the commission is negotiable, before you sign the sales authority.
There will be costs associated with marketing and advertising a property, on top of the agent’s commission.
The commission:
<ul>
<li>is not a set amount. You can negotiate the amount with the agent </li>
<li>can be paid as either a fixed fee or a percentage of the sale price, or as a combination </li>
<li>must, when agreed, be recorded on the sales authority. If you agree to a percentage, the commission must also be shown in dollar terms on the sales authority. The dollar amount is calculated on an approximate sale price to give you an indication of the amount of commission you will owe. </li>
</ul>
If the agent is using a commission scale, make sure you are clear about how much you may have to pay. For example:
The agent’s commission may be 3.3 per cent (including GST) on a scale up to $500,000 and 3.85 per cent (including GST) if the sale price is more than $500,000.
You might interpret this as only the amount above $500,000 having a 3.85 per cent commission. However, if the sale price exceeds $500,000, the agent may interpret this as the entire sale price having a 3.85 per cent commission.
Check the dollar amount stated in the sales authority and, if you are still unsure about how the commission is to be calculated, ask your agent to provide examples based on various possible sale prices.
At settlement, your agent will deduct their commission from the deposit, pay you the balance and give you an account for the sale. If you dispute the amount of commission your agent has charged because it is excessive, you can:
<ul>
<li>
<a href="https://www.consumer.vic.gov.au/contact-us/make-a-complaint">make a complaint to Consumer Affairs Victoria</a>. You must make the complaint within 28 days of receiving the agent's account </li>
<li>apply to the Victorian Civil and Administrative Tribunal for a decision on the dispute. </li>
</ul>
Commission sharing
An agent must advise you in writing if they will be sharing the commission with someone outside their own agency, such as a legal practitioner, conveyancer or another agent.
They must provide a written list of the people who will share the commission, before you sign the sales authority.
If a commission-sharing arrangement is entered into after the sales authority has been signed, the agent must:
<ul>
<li>update the sales authority with the relevant details </li>
<li>ask you to approve the arrangement, and sign and date the amendments. </li>
</ul>
<h2>
<a name="marketing-and-advertising" href=""></a>Marketing and advertising</h2>
Ask for a comprehensive, written marketing plan. This:
<ul>
<li>will be based on the agent’s experience, the nature of the property and your preferences </li>
<li>should include advertising methods and costs, and the price or range at which the property will be advertised. </li>
</ul>
Even if the property fails to sell, you will have to pay for marketing and advertising costs that you have authorised. You can avoid this expense by negotiating a ‘no sale, no fee’ arrangement in the sales authority, but make sure there are no hidden charges.
To be clear what you are paying for, ask the agent to provide a written schedule outlining advertising and other outgoings. All expenses are negotiable and must be recorded in the sales authority.
Rebates
Agents can be offered significant discounts or rebates by newspapers for buying bulk advertising.
It is illegal for agents to keep advertising or any other rebate, even if you agree.
<ul>
<li>An agent must pass on to you any rebate or discount they receive, such as for advertising. </li>
<li>If benefits are received in a form other than money, such as gifts, then the monetary value of the gift must be passed on to you. If the exact price is not known, then the agent must estimate the value. </li>
</ul>
The amount of any rebates or benefits must be stated in the sales authority.
<h2>
<a name="sales-authority" href=""></a>Sales authority</h2>
When you choose the agent, you will be asked to sign a ‘sales authority’ appointing that agent. This is a legally binding contract, which sets out all details of your agreement with the agent, including:
<ul>
<li>whether the property is to be sold by private sale or auction and, if by auction, the auction date </li>
<li>the negotiated commission and marketing expenses with GST set out separately </li>
<li>the circumstances under which commission is payable. This will depend upon the type of authority signed, whether it is an ‘exclusive’ or ‘general’ authority </li>
<li>the agent’s estimation of the likely selling price </li>
<li>the authority period or amount of time given to the agency to sell the property. </li>
</ul>
The authority must also include two statements:
<ul>
<li>a rebate statement, completed if the agent is to receive any rebates from the advertising expenses </li>
<li>a complaints statement, which explains that you can lodge a complaint at Consumer Affairs Victoria if there is a dispute over commission or outgoings. </li>
</ul>
If the agency is to share commission for the sale, either:
<ul>
<li>the sales authority will include a commission-sharing statement </li>
<li>you may be given a separate statement before signing the authority, informing of commission-sharing arrangements. </li>
</ul>
If you want to make any changes after the authority has been signed, they must be made in writing on all copies of the sales authority and initialled by both you and the agent.
Authority types
Exclusive authority:
This is the most common type of sales authority. It means you appoint one agency to market your property.
The agency is entitled to commission when the property is sold, and can claim commission even if you sell your property without their help.
You should not sign more than one exclusive authority, as you may have to pay more than one commission in certain circumstances.
<h4>General authority:</h4>
This is less common. You list with more than one agency but only pay commission to the agency that sells your property.
What can be negotiated?
You can negotiate many aspects of the sales authority with the agent, including:
<ul>
<li>the method of sale: </li>
</ul>
There are two main ways of selling a property: by auction or private sale. Both methods have advantages and disadvantages. An agent will be able to recommend the best method of sale for your particular circumstances
<ul>
<li>the authority period: </li>
</ul>
The period of time the authority is in force with the agent. Once you sign the authority, you will not be able to cancel it during this period unless the agent agrees. There is no cooling-off period with an authority. We recommend your authority period does not exceed 60 days.
If no period is stated on an exclusive authority, the default period for sale by auction is 30 days after the date of the auction. For a private sale, the default period is 60 days after the sales authority was signed.
If the authority period expires and the property has not been sold, you should notify the agent in writing if their services are no longer required
<ul>
<li>the commission: </li>
</ul>
The commission or agent’s fee is completely negotiable. You may wish to negotiate a ‘no sale, no fee’ contract, meaning you will not have to pay any commission or outgoings unless the agent completes the sale of the property. Check that there are no hidden charges.
<ul>
<li>advertising and other outgoings: </li>
</ul>
The amount spent on marketing and advertising is negotiable.
<ul>
<li>other terms and conditions: </li>
</ul>
Make sure you understand and agree upon all terms and conditions before signing. These conditions are negotiable. Any changes (deletions, amendments or additions) must be made on the authority and initialled by both parties.
All verbal agreements should be confirmed in writing on the authority and signed by both parties. If you have specific instructions for the agency, attach them to the authority.
<h2>
<a name="unfair-contract-terms" href=""></a>Unfair contract terms</h2>
The sales authority is a legally binding consumer contract.
Victoria has laws to prevent unfair terms in consumer contracts. A term is unfair if it:
<ul>
<li>causes a significant imbalance in the rights and obligations of both parties to the detriment of the consumer </li>
<li>was inserted in the contract intentionally. </li>
</ul>
Agents must make sure their sales authorities comply with the law.
If you believe there is an unfair term in a sales authority, contact the Estate Agents Resolution Service at Consumer Affairs Victoria on 1300 73 70 30.
<h2>
<a name="selling-property-without-an-agent" href=""></a>Selling property without an agent</h2>
Selling property without an agent involves:
<ul>
<li>deciding the sale price or range. Consider engaging a qualified valuer to assess the property </li>
<li>advertising the property </li>
<li>negotiating the price </li>
<li>obtaining a deposit </li>
<li>providing the contract of sale with the Section 32 statement attached and arranging for it to be signed </li>
<li>handling settlement. </li>
</ul>
You will need to engage a conveyancer or legal practitioner to prepare a Section 32 statement (vendor's statement) and contract of sale.
<a href="https://www.consumer.vic.gov.au/housing-and-accommodation/buying-and-selling-property/selling-property/selling-property-with-or-without-an-agent" target="_blank">More information can be found here </a>
 
<div> </div>
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